PLOT E MELTON WEST BUSINESS PARK PRESENTATION
Formed in 1969 Developed over 12m sq.ft. of office, industrial, warehousing, retail and leisure properties North of England and Scotland but current core operations are Yorkshire and Humber Over 25,000 people are employed in buildings developed by Wykeland in Humber region alone 3,500 are employed in buildings developed by Wykeland in the East Riding area over the last 10 years
WYKELAND’S HISTORICAL INVOLVEMENT IN MELTON WEST BUSINESS PARK
Purchased From St.Modwens November 2018
Wykeland’s Historical involvement in Melton West Business Park
PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses
PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ
PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ 2003 – Ashtenne outline application approved
PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ 2003 – Ashtenne outline application approved 2006 – GSJ constructed
PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ 2003 – Ashtenne outline application approved 2006 – GSJ constructed 2006 – Regional Spatial Strategy – Employment Use Designation
PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ
Ref:
2003 – Ashtenne outline application approved 2006 – GSJ constructed
A 63
GP
Filling Station
Woodside
17.7m
Orchard Lodge 22
in Ro
ad
A 63
1
tm
LB en
18
A 63
4
an
31 B 12
ch
t
29
Ma
En
Melton Grange
6 40
44
15
LDS
82
LTON
LANE
FIE
32
ME
E
YARD
9
CLOS
ICK
11a
11
OFT
Phase 1B
2
8
7 2
Orchard Lea 12
91
WELTON CP
Phase 3 8.50Hectares / 21.01 Acres
PARK
59
27
TATIO
(a)
Phase 4 7.3 Hectares / 18.23 Acres
PLAN
67
n
72
15
CORBY 14
m)
ti o
h (u
n ta
P at
Drain
Phase 2B
Phase 2B 1.07 Hectares / 2.65 Acres
P la
BM 13.51m
75
ng
Def
Lo
23
IVE N DR
37
47
Phase 5 26.87 Hectares / 66.40 Acres Area of Stand Off.
54
49
Drain
Bowling Green
Def
(a)
60
61
12.7m
28
b St a
1
11
Phase 1A Su
Phase 2A ( completed )
4
Phase 2A El
Phase 1B Seperate application
EYCR
99
BR
SPINN
1
DRIVE
LANE
1a
GIBSON
17
N
54
15
TATIO
in
Drain
22
1
7
PLAN
9
Dra
Pond
Phase 1A ( completed )
She lter
27.4m
North Ferriby
WELTON CP
BM 17.44m
29
Depot
2011 – St Modwen outline application for employment use approved
90
16.6m
42b 1
Tank
32
18.0m
42a
2006 – Regional Spatial Strategy – Employment Use Designation
Und
Track
50
42
35 31
h (u
Def
P at
48
55
46
m) 25
38
WO
OD
82
DR
IVE
1
TCB LB
3
DRIVE GLE 8
14
IVE
TRIAN
Drain 92
90
N DR
Phase 5
11
TATIO
Phase 4
10.1m
Rev A, 24.05.2011 LJ Area of Stand Off added to Phase 5.
1
96
94
PLAN
26
2
23
60
50
Phase 3
2
4
Long Plantation
ETL
2
Pond
41
100
10
th
Drai
Pa
n
(u m )
in Dra
BRIDGE ALIGNM ENT ROAD
Melton Halt
Path
12
CD
FUTURE
BRICKYARD LANE
SB SP
Melton Halt SPs
Melton Crossing
Path
29
8.2m
Path (um )
Fn FB
Melton Bridge
Path (um)
MP.2 5
BM 14.95 m
33 Park Place Leeds LS1 2RY
50m Stand Off
t: 0113 246 7969 f: 0113 245 0242 www.stephengeorge.co.uk
25
Pond
Pond
Melton Park Hull
Plantation Bridge MP 8
SP
Boggy Clump Willow Garth Plantation
31
MP.5
Possible Phasing Plan
Pond MP.75
Drawing status:
Planning
CAD reference:
This drawing, the works and concepts depicted are copyright of Stephen George & Partners and may not be reproduced or made use of, either directly or indirectly without express written consent. Do not scale off this drawing. All heights, levels, sizes and dimensions to be checked on site before any work is put to hand.
Drawn:
LJ
Team:
GW
Date:
01/12/2010
Scale:
1:2000@ A1
Project no:
Dwg no:
Rev:
8213
P003
A
PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ 2003 – Ashtenne outline application approved 2006 – GSJ constructed 2006 – Regional Spatial Strategy – Employment Use Designation 2011 – St Modwen outline application for employment use approved 2012 – 2017 – St Modwen failed attempts to gain a residential consent 2014 – Local Plan Document submitted for examination 28th April 2014 – North Ferriby Parish Council makes representations to Local Plan process 1st September 2014 2014 – Local Plan Examination hearings 4th to 18th November 2015 – Further Local Plan Examination hearings 14th and 15th July 2016 – Inspectors’ Report on Local Plan 13th June
PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ 2003 – Ashtenne outline application approved 2006 – GSJ constructed 2006 – Regional Spatial Strategy – Employment Use Designation 2011 – St Modwen outline application for employment use approved 2012 – 2017 – St Modwen failed attempts to gain a residential consent 2014 – Local Plan Document submitted for examination 28th April 2014 – North Ferriby Parish Council makes representations to Local Plan process 1st September 2014 2014 – Local Plan Examination hearings 4th to 18th November 2015 – Further Local Plan Examination hearings 14th and 15th July 2016 – Inspectors’ Report on Local Plan 13th June 2016 – East Riding Local Plan - allocated for major employment uses
PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ 2003 – Ashtenne outline application approved 2006 – GSJ constructed 2006 – Regional Spatial Strategy – Employment Use Designation 2011 – St Modwen outline application for employment use approved 2012 – 2017 – St Modwen failed attempts to gain a residential consent 2014 – Local Plan Document submitted for examination 28th April 2014 – North Ferriby Parish Council makes representations to Local Plan process 1st September 2014 2014 – Local Plan Examination hearings 4th to 18th November 2015 – Further Local Plan Examination hearings 14th and 15th July 2016 – Inspectors’ Report on Local Plan 13th June 2016 – East Riding Local Plan – Major Employment Site 2017 – Melton West Business Park designated by Government as an Enterprise Zone 2019 – Presentation by Wykeland to North Ferriby Parish Council March 2019 2020 – Planning application for Plot E submitted 23rd October 2020
2016 ERYC LOCAL PLAN
Extracts from 2016 ERYC Local Plan:
“...to accommodate major employment developments that use, produce, store or distribute bulky goods, complementing the smaller employment sites elsewhere in the East Riding and City of Hull” “...to ensure that the potential of the site is maximised, the majority of development must be within B2 and B8 use classes which are most able to benefit from these features”
“The large plot sizes that these sites continue to offer, combined with the locational advantages and investment to date to remove constraints to their development, mean they are able to play a central role in the overall economic strategy for the East Riding”
PLOT E APPLICATION
MARKETING BROCHURE JUNE 2019
A63
Plot D
Plot E
FROM 10,000 SQ FT UP TO 1 MILLION SQ FT B1, B2 & B8 OPPORTUNITIES
EVERYTHING CONNECTS
PLOT E • Planning Application submitted 23rd October 2020 • 61 acres (excludes Long Plantation) • 24 acres (40%) landscaped, balancing ponds, biodiversity and bund corridor • 558,231 sq.ft. footprint • 1,453,990 sq.ft. mezzanines • 22.6m high (Heron 20.5m, new Arco NDC 23m) • 80 electric vehicle charging bays • 16-17 month construction programme • £150m investment • 1,300 - 1,500 direct new jobs • 500 supply chain jobs • 1,000 construction jobs • End user to prepare and agree with ERYC an employment and training plan to promote recruitment and training in the local area Yorkshire Wolds Way New 1km footpath
DESIGN DEVELOPMENT
TRANSPORT Traffic Movements for Plot E Total Daily
Outline Consent 2011
7,885
Proposed End User
2,288
Difference
(5,597)
The 2011 Outline application included the following areas: • B1 Offices - 291,863 sq ft • B2/B8 General Industrial/storage/ distribution - 1,162,718 sq ft • Applicants will agree to Operational Management Agreement with Highways England and ERYC
2022 Base + Committed + Plot E End User (AM Peak – TRANSPORT - GSJSites CAPACITY
)
A value of 85% indicates that congestion could be expected to occur
2022 Base + Committed Sites + Plot E End User (AM Peak – 08:00-09:00)
Junction modelled with all background traffic plus consented development Mercedes, Humberside Police, Browns Books, speculative units, Plot D last mile delivery and current application for Plot E
2022 Base + Committed + Plot E End User (PM Peak – TRANSPORT - GSJSites CAPACITY
)
A value of 85% indicates that congestion could be expected to occur
2022 Base + Committed Sites + Plot E End User (PM Peak – 17:00-18:00)
Junction modelled with all background traffic plus consented development Mercedes, Humberside Police, Browns Books, speculative units, Plot D last mile delivery and current application for Plot E
PEDESTRIAN ROUTE TO SOUTH HUNSLEY SCHOOL
Plot E
15
ac
JA M ES
Tr
RO
5
5
Melton
ST
17
11
2a
12
1 !
GP 1
k
AD
PUBLIC HIGHWAY OWNERSHIP
Westfield
2b 4
15
South Hunsley School
6
SO
Laurel Farm
UT
H
14
East Dale
LA
W
Wood
N
W
AY
Hunsley
Sports Centre
16
Primary
2
30
24
ME
LT
DR H EC
RO
AD
38
South Lawn
27
40
1
a
Pond
El
SO
6
7
2
20
The Poplars
NO
ne
So
Su b St
tsa
Smiths Lawn
18
RTH
2
37
NE
5
13
21
D
N LA
NE
BE
4
9
RE Y
LA
OL
GIB
25
BA
ON
IVE
E
OS
CL
NO LD S
OL
NK
2
PO
34
9
Home Farm
Path
A 63
(um)
39
Filling Station
Pig Farm
Melton Lodge
Willowbrook Works
22
Orchard Lodge
1 En
MAI
N RO
AD
ch
Melton Grange
an
tm
4
en
t
40
LOW
FIELD
LANE
6
42a
ne
44
1
42b
n La
Tank
LDS ON
32
MELT
1
Subway
KYAR
GIBSON
BRIC
Pond Drain
2 8
11
34
Depot
Commercial Vehicle Testing Centre
32
Ponds
22
ESS
SE
O
20 Tank
NE
Pond
in
k
Dra
Trac
D LA
LANE SOUT
H
FIE
9
54
Drain
15
Gree
29
GG
Depot
22
Lowcroft
E
10
NG
CL
RA
El Sub Sta
G
38 ESS
The Sandpiper (PH)
23
Drain
ST
REDCLIFF
ROAD
S
1
Drain
NK
MO
Drain
Low Field Farm
8
3
N
WYKE
Melton House
WAY
2 ESS
ck
MONKS WAY
(WEST)
Drain
Tra
ESS Bowling Green
El Sub Sta
Pond Y
!
82
JACKS
Drain
N N
ETL
in
ON WA
!
N
Dra
Tank
Depot
Melton Railway Crossing
! !
Plot E
!
Drain
!
!
Drain
!
Pond
!
94
Gospel Hall ! !
!
MP.75
BRICKYARD LANE
Shed
!
in
Engine
100
SP
Drain
96
Pond
90
92
k
!
Dra
Trac
SP ! !
Melton
SB
! !
Humber Industrial Estate
Crossing
!
SP
!
SPs !
MP.5
! !
Drain
!
Path WB !
Path (um) MP.25
!
AY
W
EA
NOISE
Adopted Worst case assumptions
Surveys
• HGV Movements
• 6th-17th December 2019
• Car Park – shift change • Plant Noise
Site Mitigation • 5m Bunds in Bio-Diversity Corridor
Sensitive Receptors
• 2m Retaining Walls to South and West service yard
• Brickyard Lane
• Scheme designed to ensure loading bays away from residential receptors
• Plantation Drive • The Triangle • Marine Avenue • Gibson Lane
Outcome • Adopting worst case assumptions both daytime/evening operations are below background noise levels
AIR QUALITY AND CONSERVATION AREA
AIR QUALITY
CONSERVATION
Baseline
East Riding Conservation Officer
• ERYC has no designated Air Quality Management Areas. (AQMA’s)
“ The development site is separated from the conservation area by a mature tree belt. The area of land is not considered to contribute towards the significance of the conservation area. Having visited, site checks have been confirmed that the Multi-Storey development would not be visible when within the conservation area… As such, it is considered that there is no identified harm upon the setting of designated heritage assets resulting from the proposed development.”
Construction • Low impact with no mitigation • Mitigation includes site set-up / Management and Dust Management Plan Operation • Main impact is from traffic • Sensitive receptors modelled all round the site for dust and nitrogen oxide • All impacts classed as “negligible” • Report supported by Public Protection
CONTAMINATION
DATE
AUTHOR
REPORT
COMMENT
August 2003
Wardell Armstrong
Phase 1 Contaminated Land Risk Assessment
Remediation undertaken at Capper Pass which satisfied Beverley Borough Council.
January 2011
Halcrow
Supplementary Investigation
24 trial pits - results found nothing to prevent commercial or residential development.
July 2013
Atkins
Supplementary SI Report
No evidence of widespread contamination.
June 2018
HSP Consulting Engineers
Phase II Geo Environmental Assessment
55 trial pits - low risk of contamination.
October 2020
Delta Simons
Environmental Assessment
No analysed contaminants exceed criteria for development
“There is nothing in the technical evidence to indicate that development of this site should not be permitted. On that basis it would be reasonable to conclude that the site is suitable for residential use� Inspectors Report to the Secretary of State 2 March 2015 Report supported by Public Protection
ILLUSTRATIVE SECTIONS
SITE SECTIONS 1
27.4m 15
17 15
11a
S FIELD MELT ON
82
D LANE
32
KYAR BRIC
PLANNING BOUNDARY
This is a colour drawing. In order to ensure any subsequent reproduction is viewed correctly it should be printed in full colour.
4
2 8
7
1
2
Orch 91
15
CORBY
10
20
30
40
50
PARK
14
59
m
27
SCALE 1:1250
ATION PLANT
67
0
10
12
23
(um)
tion
Path
nta
The Sandpiper (PH)
72
CLO
Def
g Pla Lon
SE GE AN GR
14.1m
75
11
ESS
Drain
0
50
2
50
100
150
200
250
28
DRIVE
37
47
m
61
SCALE 1:5000
60
49
54
N
35
50
42
PLANNING BOUNDARY
11
FT CLOSE
99
Subway
9
1
22
Ponds
10
ATTENUATION POND
MONKS WAY EAST
EYCRO SPINN
9
in Dra
PROPOSED
1
Architects are to be notified of any discrepancies. Contractors must check all dimensions on site. This drawing is subject to copyright laws and is for use on this project only. This drawing is to be used solely for the information as titled only. For other information refer to the latest revision of any cross referenced drawings. To be read in conjunction with relevant design standards/protocols
Shelter
1a
29
48
+10.000
n Drai
38
LB 3
HGV EXIT
E
23
HGV SEASONAL
ROAD 11
TATIO N DRIV 14
E
DEVELOPMENT approx. length of 390m
PLAN
10.4m
DD 2210
approx. 120m
8
EXIT
26
HGV PARKING
approx. 110m approx. 130m
D DRIV 1
WOO
ATTENUATION POND
ROAD
2
4
TCB
50
PROPOSED
ACCESS PATH
25
EXISTING CYCLE PATH
55
46
31
RAILWAY
+10.000
1
2
Pond
KEY
10 12 41
CD (um)
Drain
Path
SECTION AA
DENOTES SITE BOUNDARY
1 : 1250 DENOTES PROPOSED SECTION MP 0.25 5
DENOTES EXISTING SECTION
Pond Mast
Plantation Bridge MP 8.0
NOTE:
PLANNING BOUNDARY
PLANNING BOUNDARY
AA 2210
ROAD
RAILWAY
BB 2210
CC 2210
SECTIONS ASSUME A FFL OF +13.600m. SUBJECT TO +/- 500mm
KEY PLAN 1 : 5000
INDICATIVE EXISTING CYCLE PATH
PROPOSED RETAINING STRUCTURE SUBJECT TO STRUCTURAL ENGINEERS DESIGN
HGV EXIT
SP
INDICATIVE ROUNDABOUT LANDSCAPE AREA
MONKS WAY EAST
+25.000 +20.000
+10.000
+10.000
PROPOSED
PATH
HGV PARKING
CAR PARKING
ACCESS
ATTENUATION PONDS
ROAD SECTION BEYOND PLANNING BOUNDARY SHOWN FOR ILLUSTRATIVE PURPOSES ONLY
approx. 120m approx. 240m
approx. 180m DEVELOPMENT approx. length of 510m
SECTION BB
PLANNING BOUNDARY
PLANNING BOUNDARY
1 : 1250
LONG PLANTATION - INDICATIVE REAR GARDENS INDICATIVE BOUNDARY OF RESIDENTIAL UNITS ON PLANTATION DRIVE
BUND PROPOSED ATTENUATION POND +10.000
RAILWAY
PATH
HGV YARD
HGV YARD
+10.000
HGV EXIT ROAD
approx. 120m
approx. 130m
approx. 180m
approx. 280m
P8 P7 P6 P5 P4 P3 P2 P1 Rev
DEVELOPMENT approx. length of 410m
SECTION CC
BUND AREA UPDATED GENERAL DIMENSIONS ADDED SECTION BB UPDATED ISSUED FOR PLANNING PLANNING RED LINE UPDATED TO SUIT COMMENTS ISSUE FOR PLANNING ISSUED FOR COMMENT FIRST ISSUE Description
23.10.20 PJL 23.10.20 PJL 22.10.20 PJL 20.10.20 ALM 16.10.20 ALM
ALM ALM ALM PJL PJL
07.10.20 ALM 02.10.20 ALM 18.09.20 ALM Date Drn
PJL PJL PJL Ckd
Status
PLANNING
PLANNING BOUNDARY
PLANNING BOUNDARY
1 : 1250
BRICKYARD
PROPOSED
LANE
ATTENUATION POND
PROPOSED RETAINING STRUCTURE SUBJECT TO STRUCTURAL ENGINEERS DESIGN
Project
LONG PLANTATION INDICATIVE
PLOT E, MELTON WEST. HULL
BUND REAR GARDENS INDICATIVE BOUNDARY OF RESIDENTIAL UNITS ON PLANTATION DRIVE
+10.000
Client
+10.000
HGV YARD
PATH
HGV EXIT ROAD
approx. 150m approx. 140m
approx. 210m DEVELOPMENT approx. length of 580m
SECTION DD 1 : 1250
Drawing Title
SITE SECTIONS Proj Ref
Origin
Zone Level
Type Role
Num
Status
Rev
. 7378 - SMR - 00 - ZZ - DR - A - 2210 - S3 - P8 SMR Job Ref
Sheet
Scale
Drawn
7378-00-2210
A1
As indicated
ALM
ECOLOGY
General • Site comprises largely of arable farmland with low ecological value • Periphery of site and central hedgerow provide habitat • 27 ecological surveys undertaken between 2009 and 2020 Species
• Wintering Birds – 38 species on site comprising mostly common and widespread species • Bats - 7 bat species are known to use the site, chiefly for foraging/hunting. No bat roosts have been confirmed on site Trees
• Badger - no badger setts present on site, no signs of badger activity
• Proposed development results in the loss of 3 mature trees along the central hedge line
• Birds - 35 species on site comprising mostly common and widespread species
• The provision of new woodland in the landscaped bund mitigates this. However, no broadleaf woodland is lost
ECOLOGY - DESIGNATED SITES The Humber Estuary lies approximately 550 metres south of the site, with its SSSI, SAC, SPA and Ramsar designations
ECOLOGICAL MITIGATION
• Majority of the scrub to periphery of existing site retained • Ecological mitigation comprises of the provision of a diverse mosaic of semi-natural habitats including of Woodland, Mixed Scrub, Wildflower Rich Grassland, Native Species-Rich Hedgerow and wildlife enhanced SUDS basins • This will provide enhancements for the majority of the species currently using the site
• Management Agreement now agreed with YWT for Long Plantation and Biodiversity Corridor • As part of this Management Agreement, YWT will engage with local residents over the long term management and monitoring of this area • Wildlife Enhancement Plan being worked up with ERYC
BIODIVERSITY CORRIDOR • No loss of vegetation in Long Plantation • Yorkshire Wolds Way retained in situ • 9 acres on land immediately adjacent to Long Plantation • 4 lozenge-shaped Bunds interlinked • 1km pathway through the Bunds linking into Yorkshire Wolds Way at both ends • Planting scheme worked up in partnership with Yorkshire Wildlife Trust to include trees, grasslands and wildflowers • Biodiversity interpretation boards will be installed • Management Agreement now agreed with YWT for the long term management and monitoring of Long Plantation and Biodiversity Corridor
BIODIVERSITY CORRIDOR
VIEWPOINT 1
1
2
4 3 VIEWPOINT 2
5
6
BIODIVERSITY CORRIDOR
VIEWPOINT 3
1
2
4 3 VIEWPOINT 4
5
6
BIODIVERSITY CORRIDOR
VIEWPOINT 5
1
2
4 3 VIEWPOINT 6
5
6
SUMMARY
• Land allocated in Local Plan for major employment use since 1996 • Major employment for plot E reconfirmed in 2016 Local Plan • £150m inward investment • 1,300 - 1,500 direct new jobs • 500 more jobs in supply chain • Subject to planning... construction will start on site in April 2021
• Construction contract over 16-17 months will sustain around 1,000 construction jobs • 40% of application site will be landscaped • 1km pathway, acoustic bund and biodiversity corridor committed to • Management Agreement now agreed with YWT for the long term management and monitoring of the 44 acre Long Plantation and Biodiversity Corridor
THANK YOU